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1 Atwood Drive PB decision 2013-11-19Planning -Decision City of Northampton Date: November 19, 2013 Hearing No.: PLN-2014-0020 APPLICATION TYPE: PB Special Permit with Major Site Pia SUBMISSION DATE: 11/19/2013 Applicant's Name: Owner's Name: NAME: NAME: ATWOOD DRIVE LLC ATWOOD DRIVE LLC ADDRESS: ADDRESS: 23ATWOODDR 23ATWOODDR TOWN: STATE: I ZIP CODE: TOWN: STATE: I ZIP CODE: NORTHAMPTON MA 01060 NORTHAMPTON MA 01060 PHONE NO.: FAX NO.: PHONE NO.: FAX NO.: (413) 586-1211 () (413) 586-1211 () EMAIL ADDRESS: EMAIL ADDRESS: s·t I f f ,e n orma ,on: s ' N urveyor s ame: STREET NO.: SITE ZONING: COMPANY NAME: 23ATWOODDR GB TOWN: ACTION TAKEN: ADDRESS: NORTHAMPTON MA 01060 Ar,r,roved With Conditions MAP: I BLOCK: 1Li;1 I MAP DATE: SECTION OF BYLAW: 39 041 Chpt. 350-10.1: Special Permit TOWN: STATE: I ZIP CODE: Book: IP age: 4667 215 PHONE NO.: FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: OFFICESIHOTEURESTAURANT for lots 39-41 and 43. HARDSHIP: CONDITION OF APPROVAL: 1) All plans shall be amended to address technical details as required showing compliance with city standards. 2) Prior to issuance of a building permit, the applicant shall submit final construction documents for review by Department of Public Works for review of compliance with utility, crosswalk markings, infrastructure design. 3) All site lighting shall have a flat lens-no "fish-eye" lens 4) Prior to construction of either the hotel or the restaurant building, the applicant shall return to the Board for Site Plan Amendment showing the final building elevations for both buildings and any site changes that might be necessary to accommodate the buildings. Plans shall also show final location and number of bike racks that will serve each building. 5) Traffic Signal installation should occur concurrently with the construction of the four-story office building and should be activated within 6 months of the first certificate of occupancy for that building. 6) The traffic signal shall include a pedestrian phase with push button activation at a minimum for the north/south crossing of Atwood Drive. 7) The width of traffic lanes within Atwood Drive shall be no wider than 10' or the minimum acceptable width allowed by MASS DOT. 8) All water and sewer connections shall be constructed in accordance with Department of Public Works standards including requirements for tie cards, valves, taps etc. 9) As offered by the applicant, prior to issuance of the final certificate of occupancy for the last building, a backup generator for the sewer pump shall be installed for the existing pump station consistent with Department of Public Works and Building code standards. 10) An ADA ramp connection between the bus stop and crosswalk shall be included. An ADA compliant sidewalk connection from this crosswalk to sidewalk and bus stop shall be made. 11) All crosswalks across Atwood drive shall be installed in accordance with Department of Public GeoTMS® 2013 Des Lauriers Municipal Solutions, Inc. Planning -Decision Hearing No.: PLN-2014-0020 Works standards. City of Northampton Date: November 19, 2013 12) A sit down restaurant has been approved with this permit. No drive through or fast food restaurant is allowed without permit amendment. FINDINGS: The Planning Board approved the permit based upon the following plans and documents submitted with the application. 1. Hospitality North Atwood Drive by Tighe & Bond Engineers, dated Sept 2013, revised October 2013, Sheets 1-14. 2. Hampshire Hospitality Group, Clarion Property redevelopment Planting Plan by The Berkshire Design Group, Inc. Date last revised 10/16113. Page LA-01 3. Hospitality North Floor Plans and Elevations by Gregory J. O'Connor Associates, Inc. A1.1, A4.1 and A4.2 dated 9/9/13. 4. Traffic Impact Study, Prepared by Tighe & Bond for Atwood Partners LLC, dated September 11, 2013 5. Stormwater Report Prepared by Tighe & Bond for Atwood Partners, September 2013. 6. Response Letter to Review Comments addressed to Mr. Wayne Feiden, dated October 17, 2013 prepared by Tighe & Bond. Upon review of the materials and public hearing, the Planning Board granted the site plan approval with special permit for the 80,000+-sf mixed office/medical office building, hotel, sit down restaurant with 3 curb cuts onto Atwood Drive. In approving the plan, the Board found the following criteria to be met. (1)The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall include provision for surface water drainage, sound and sight buffers and preservation of views, light, and air; This site is self-contained commercial district abutting 1- 91 and Route 10 and will not have any detrimental impact on the abutting farmland/floodplain so long as the stormwater permit conditions are met. (2) The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets, minimize traffic impacts on the streets and roads in the area. If applicable, this shall include considering the location of driveway openings in relation to traffic and adjacent streets, access by emergency vehicles, the arrangement of parking and loading spaces, and provisions for persons with disabilities; An internal network of sidewalks connects buildings to one another. The buildings abut Atwood Drive to the extent possible. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets, cycle tracks and bike paths, minimize traffic impacts on the streets and roads in the area. If applicable, this shall include considering the location of driveway openings in relation to traffic and adjacent streets, cross-access easements to abutting parcels, access by public safety vehicles, the arrangement of parking and loading spaces, connections to existing transit or likely future transit routes, and provisions for persons with disabilities; and: {b) The project, including any concurrent road improvements, will not decrease the level of service {LOS) of all area City and state roads or intersections affected by the project below the existing conditions when the project is proposed and shall consider the incremental nature of development and cumulative impacts on the LOS. The applicant is proposing to install a signal at the intersection of Route 5 and Atwood drive to address the projected drop in Level of Service The new signalized intersection will include a pedestrian phase. (3) The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings and other community assets in the area; This site represents a build-out of an underutilized public way that will maximize the function at this site. and (4) The requested use will not overload, and will mitigate adverse impacts on, the City's resources including the effect on the City's water supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools; and (5) The requested use meets any special regulations set forth in this chapter; There is no additional off-site traffic mitigation required typically for the GB district. The Planning Board may only issue a second curb cut if the applicant can show that there is something unique about the property that would otherwise render flow to and from the property unsafe and unmanageable. If the Board finds that more than one curb cut is necessary for traffic safety purposes, then additional off-site traffic mitigation may be required by the Planning Board to address pedestrian safety within the abutting street network. The Board approved the additional curb cuts given the size of the parcel and the number of buildings located on the parcel. and (6) The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of character of the district or adjoining zones, nor be detrimental to the health, morals, or general welfare. The use shall be in harmony with the general purpose and intent of the ordinance; and (7) If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely affect those objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 810. Reusing existing developed parcels, maximizing the site, building multiple stories with mixed uses on existing infrastructure, creating new economic development/employment opportunities are all consistent with Sustainable Northampton plan. Buildings are built to the street with parking to the side and rear to maintain a more pedestrian scale along Atwood Drive. COULD NOT DEROGATE BECAUSE: GeoTMS® 2013 Des Lauriers Municipal Solutions, Inc. Planning -Decision Hearing No.: PLN-2014-0020 FILING DEADLINE: MAILING DATE: 10/24/2013 11nl2013 REFERRALS IN DATE: HEARING DEADLINE DATE: 10/31/2013 1/23/2014 FIRST ADVERTISING DATE: HEARING DATE: 11/14/2013 SECOND ADVERTISING DATE: HEARING TIME: 7:00PM MEMBERS PRESENT: John Lutz votes to Karla Youngblood votes to Debin Bruce votes to Ann DeWitt Brooks votes to Jennifer Dieringer votes to Mark Sullivan votes to Francis Johnson votes to MOTION MADE BY: SECONDED BY: Debin Bruce John Lutz MINUTES OF MEETING: Available in the Office of Planning & Development. City of Northampton Date: November 19, 2013 HEARING CONTINUED DATE: HEARING CLOSE DATE: 11/14/2013 VOTING DATE: 11/14/2013 VOTING DEADLINE: 211212014 VOTE: Grant Grant Grant Grant Grant Grant Grant VOTE COUNT: 7 DECISION DRAFT BY: APPEAL DATE: 11/28/2013 FINAL SIGNING BY: APPEAL DEADLINE: 11/28/2013 1219/2013 DECISION DATE: 11/19/2013 DECISION DEADLINE: 211212014 DECISION: Approved with Conditions I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above. I certify that a copy of this decision has been mailed to the Owner and Applicant. Notice of Appeal An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton. GeoTMS® 2013 Des Lauriers Municipal Solutions, Inc.